I would take all of the details of your current properties, project what the sale would be, and what does that leave you to invest?

Before making any decision, I would get a customized property evaluation by a local Realtor to determine the value of the property on both sides of the spectrum; sale OR rental. 

For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

Purchase price: $220,000 Sale price: $225,000 Contributors: Peter Vekselman Partner Driven, in collaboration with our partner Archie Raglin, successfully purchased a property on Outlook St, Mission, KS, for $220,000 on 12/30/2024.

I have a tenant occupied single in Allentown for sale.

An agent is not guaranteeing you a purchase or a sale.  

Purchase price: $17,000 Sale price: $27,000 Contributors: Peter Vekselman Partner Driven and Archie Raglin acquired this property on 1/3/2025 for $17,000 and sold it the same day for $27,000.

The proceeds from the sale will probably go toward rehabbing Lot 2 and sell it for more.

(The Black Friday sale on the Bigger Pockets bookstore was where I did my own Christmas shopping so my family knew what to ‘buy’ for me!).

It's almost like they tack on a few hundred dollars to the order and forget to charge sales tax